Mishka Property Management Corp
Active Projects
Build-to-rent co-living homes engineered for cash flow — sourced, built, furnished and managed end to end.
*Developer pro-forma, stabilized at full occupancy. See assumptions & disclosures below.
What is co-living?
An innovative housing arrangement built for sustainable returns — multiple renters under one roof, each with a private bedroom and bathroom, sharing the kitchen and living areas.
Higher income per property
Each bedroom is leased separately, so one house produces 7 to 14 income streams instead of one.
Lower rent for the resident
A room with utilities, internet and parking included costs less than a whole unit — which is why demand holds.
High occupancy
The model meets real demand for affordable housing from working professionals and remote workers.
Diversified, not binary
One vacant room is a small dent in revenue. One vacant single-family rental is all of it.
We handle the whole build
Sourcing through management — one counterparty, one accountable team.
Sourcing
Site and lot selection in room-rental-friendly submarkets
Acquisition
Purchase, entitlement and closing coordination
Construction
Ground-up build to a proven co-living floor plan
Furnishing
Delivered turnkey — furnished and rent-ready
Management
Leasing, resident support, maintenance and collections
Delivered turnkey: built, furnished, leased and managed before the first rent check clears.
Current build models
Five active floor plans across Florida and Texas.
| Model | Market | Rooms | Price | Deposit | Gross rent / mo | Net profit / mo | ROI |
|---|---|---|---|---|---|---|---|
| Sofia 7/7 | Jacksonville, FL | 7 | $330,000 | $82,500 | $6,971 | $2,019 | 20.3% |
| Bella 14/14 | Jacksonville, FL | 14 | $600,000 | $120,000 | $13,943 | $4,968 | 32.7% |
| Sofia 7/7 | Orlando, FL | 7 | $450,000 | $150,000 | $9,154 | $3,228 | 20.5% |
| Chloe 8/8 | Tampa, FL | 8 | $600,000 | $150,000 | $10,808 | $3,005 | 18.0% |
| Duplex 10/10 | Houston, TX | 10 | $600,000 | $150,000 | $11,908 | $3,878 | 22.1% |
Figures are stabilized full-occupancy pro-forma at a 7.00% interest rate, 30-year term.
Included on every home: 2-10 Home Warranty (1-year workmanship, 2-year systems, 10-year structural) · $2M liability insurance, $1,000 per claim.
Model-by-model breakdown
Monthly operations and financing assumptions for each active build.
Sofia 7/7 — Jacksonville, FL
$330,000 starting price · 7 rooms, each with a private bath · stabilized at full occupancy
Monthly operations
- Gross rents$6,971
- PadSplit platform fee (8%)($558)
- Property management($558)
- Property taxes($500)
- Insurance($350)
- Utilities + monthly services($840)
- Maintenance reserve($500)
- Total operating expenses($3,305)
- Monthly NOI$3,666
- Annualized NOI$43,992
Financing assumptions
- Purchase price$330,000
- Deposit / down payment$82,500
- Closing costs$18,000
- Loan principal$247,500
- Interest rate / term7.00% · 30 yr
- Monthly mortgage($1,647)
- Cashflow / month$2,019
- Cashflow / year$24,228
- Cap rate13.3%
- Annual ROI20.3%
Bella 14/14 — Jacksonville, FL
$600,000 starting price · 14 rooms, each with a private bath · stabilized at full occupancy
Monthly operations
- Gross rents$13,943
- PadSplit platform fee (8%)($1,115)
- Property management($1,115)
- Property taxes($1,000)
- Insurance($700)
- Utilities + monthly services($1,350)
- Maintenance reserve($500)
- Total operating expenses($5,781)
- Monthly NOI$8,162
- Annualized NOI$97,944
Financing assumptions
- Purchase price$600,000
- Deposit / down payment$120,000
- Closing costs$25,000
- Loan principal$480,000
- Interest rate / term7.00% · 30 yr
- Monthly mortgage($3,193)
- Cashflow / month$4,968
- Cashflow / year$59,616
- Cap rate16.3%
- Annual ROI32.7%
Highest-yielding model in the current lineup — 14 rooms on a single lot at an 80% loan-to-value.
Sofia 7/7 — Orlando, FL
$450,000 starting price · 7 rooms, each with a private bath · stabilized at full occupancy
Monthly operations
- Gross rents$9,154
- PadSplit platform fee (8%)($732)
- Property management($732)
- Property taxes($540)
- Insurance($585)
- Utilities + monthly services($840)
- Maintenance reserve($500)
- Total operating expenses($3,930)
- Monthly NOI$5,224
- Annualized NOI$62,688
Financing assumptions
- Purchase price$450,000
- Deposit / down payment$150,000
- Closing costs$20,000
- Loan principal$300,000
- Interest rate / term7.00% · 30 yr
- Monthly mortgage($1,996)
- Cashflow / month$3,228
- Cashflow / year$38,736
- Cap rate13.9%
- Annual ROI20.5%
Same floor plan as the Jacksonville Sofia at a higher basis, offset by stronger Orlando room rates.
Chloe 8/8 — Tampa, FL
$600,000 starting price · 8 rooms, each with a private bath · stabilized at full occupancy
Monthly operations
- Gross rents$10,808
- PadSplit platform fee (8%)($865)
- Property management($865)
- Property taxes($660)
- Insurance($1,000)
- Utilities + monthly services($920)
- Maintenance reserve($500)
- Total operating expenses($4,809)
- Monthly NOI$5,998
- Annualized NOI$71,976
Financing assumptions
- Purchase price$600,000
- Deposit / down payment$150,000
- Closing costs$25,000
- Loan principal$450,000
- Interest rate / term7.00% · 30 yr
- Monthly mortgage($2,994)
- Cashflow / month$3,005
- Cashflow / year$36,060
- Cap rate11.9%
- Annual ROI18.0%
Insurance is the highest of any model in the lineup at $1,000 per month.
Duplex 10/10 — Houston, TX
$600,000 starting price · 10 rooms, each with a private bath · stabilized at full occupancy
Monthly operations
- Gross rents$11,908
- PadSplit platform fee (8%)($953)
- Property management($953)
- Property taxes($1,100)
- Insurance($500)
- Utilities + monthly services($1,030)
- Maintenance reserve($500)
- Total operating expenses($5,035)
- Monthly NOI$6,872
- Annualized NOI$82,464
Financing assumptions
- Purchase price$600,000
- Deposit / down payment$150,000
- Closing costs$30,000
- Loan principal$450,000
- Interest rate / term7.00% · 30 yr
- Monthly mortgage($2,994)
- Cashflow / month$3,878
- Cashflow / year$46,536
- Cap rate13.7%
- Annual ROI22.1%
Also available as the full six-building site: $3,600,000 price, $900,000 deposit, $71,448 gross and $23,268 net per month.
Protection included on every home
Coverage is built into the purchase — not sold as an upgrade.
Workmanship warranty
Materials and finishes — paint, flooring, drywall
Systems warranty
Electrical, plumbing and HVAC
Structural warranty
Foundation and structural integrity
Liability insurance
Coverage · $1,000 per claim
Backed by a 2-10 Home Warranty on every completed build.
Why investors choose us
One team, one point of accountability, from land to leased.
White glove service
Development, acquisition, leasing and management are all handled in house. The investor signs, funds and collects.
Real-world results
Units are already built and leasing in market, not renderings on a spreadsheet.
Expert team
First-time or seasoned, you get the surrounding support: accounting assistance, legal referrals, renovations and ongoing management.
Investors buy a finished, tenanted asset — not a construction project to supervise.
Assumptions & disclosures
Read this alongside every figure above.
- Full occupancy
- All figures are modeled at stabilized full occupancy. No vacancy allowance, turnover cost or bad-debt line is included.
- Financing
- 7.00% interest, 30-year amortization, down payments as shown. Actual terms depend on the buyer's credit and lender.
- Cash-on-cash basis
- Cash-on-cash percentages are as supplied by the developer. The cash-invested denominator is not itemized and is larger than down payment plus closing costs alone — request the full basis before relying on it.
- Operating costs
- Utilities, insurance and taxes are estimates. Florida insurance in particular has repriced sharply in recent years.
- Platform dependency
- Revenue assumes room-by-room letting through a marketplace charging an 8% service fee. Local rules on room rentals vary by municipality.
- Not an offer
- This page is informational. It is not an offer to sell securities or a guarantee of investment performance.
Let's talk
Book a 30-minute discovery call to walk through the numbers on a specific build and see whether co-living fits your investing goals.
Rami Brener
President, Mishka Property Management Corp
Projections shown throughout are pro-forma estimates and are not guarantees of future performance.
4119 Burns Rd, Palm Beach Gardens, FL 33410 US
mishkaflorida@gmail.com
561 -552 -6656
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